Billingsley Company develops and manages master-planned communities across North Texas, combining office, multifamily housing, retail, industrial, land and mixed-use projects for businesses, residents and institutional tenants.
AI-researched delivery record, not yet confirmed by the developer. Dates may be approximate; original sources are linked.
AI research over published reviews and resident comments. Scores are a model’s reading of opinion, not figures stated on a page, and nothing here feeds any number above it. The links under each block are the pages that research says it used. Based on available resident reviews of covered buildings. These are reported experiences, not independent building inspections, and may not represent all residents or properties.
AI-researched delivery record, not yet confirmed by the developer. Dates may be approximate; original sources are linked.
AI research over published reviews and resident comments. Scores are a model’s reading of opinion, not figures stated on a page, and nothing here feeds any number above it. The links under each block are the pages that research says it used. Based on available resident reviews of covered buildings. These are reported experiences, not independent building inspections, and may not represent all residents or properties.
| Project | Overall | Structure & systems | Management & living |
|---|---|---|---|
| August HillsValley Ranch, Dallas541 units | 8.6/ 10 | —/ 10 | 9.1/ 10 |
Birdeye’s 4.7/5 from 129 reviews is the largest review base and converts to 9.1. Google’s 4.8/5 from 76 reviews is consistent. The score is reduced for the serious move-in leak/build-problem report and slow follow-up; structure remains unscored because no building-wide structural rating exists. | Not found in sources: No engineering review · Limited long-term evidence | ||
The available infrastructure evidence is limited because the community opened in 2025. One September 2025 review reported “a leak and a slew of other problems” at move-in and the need to chase work orders; other displayed reviews praise newness and cleanliness but do not independently assess plumbing, HVAC or structural systems. | Displayed reviews are predominantly positive: residents call the property “newest and cleanest,” describe management as “very helpful,” and praise staff who went “above and beyond.” The contrary account says a move-in leak and other problems required repeated follow-up because staff were “slow to address the problems”; the official site lists pools, fitness, dog parks, a playground and clubrooms, but these are amenities claims rather than resident ratings. | ||
| Wylder SquareCarrollton372 units | 8.5/ 10 | 8.2/ 10 | 8.5/ 10 |
The largest published review base is the 4.4/5 Google aggregate from 180 reviews, which converts to 8.2/10 under the requested curve. The sampled written reviews reinforce strong maintenance, staff and cleanliness performance and add roughly 0.3 points for repeated praise, while the negative reports are isolated rather than recurring severe failures. Structure is scored only from the limited physical-condition evidence, chiefly fast AC, elevator and appliance repairs; living is higher because the operational evidence is more extensive. | |||
Published resident feedback is favorable on day-to-day systems: one reviewer said maintenance restored an AC unit “within 30 minutes,” while another said elevator, parking-gate and appliance issues were fixed “the same day or very quickly.” The available reviews do not report framework, plumbing, electrical, HVAC-design or waterproofing failures; the main physical-condition criticism is a single account of persistent hallway urine odor and dog waste, plus a complaint about small stackable laundry units. | Residents commonly praise fast maintenance, staff professionalism and cleanliness: one reviewer called the property “overall clean” with “extremely fast” maintenance, and another described the hallways as “spotless.” The negative sample is materially narrower but specific, alleging hallways that “consistently smell like straight-up urine,” fresh dog waste, indifferent management, disputed move-out charges and glitchy tour communication. | ||
| Hastings EndCypress Waters, Dallas499 units | 8.4/ 10 | —/ 10 | 8.4/ 10 |
Birdeye provides the largest published review base at 4.5/5 from 241 reviews, which converts to 8.5/10 and sets the level. LocalityBiz is directionally consistent at 4.6/5 from 169 reviews, while the written themes add recurring praise for staff and amenities but also recurring moderate concerns about sound insulation and maintenance response. | |||
Published resident feedback is mixed on physical conditions. Positive reviews call the apartments “modern, clean, and beautifully designed,” while negative feedback reports “zero insulation,” “paper thin” walls, musty hallways, pests and recurring trash-chute problems; no independently published engineering or systems score was found. | Day-to-day reviews praise the staff repeatedly: one resident said the team was “friendly, competent and get the job done quickly,” and another described the leasing staff as “kind, patient and professional.” The negative evidence is operationally important, however: reviewers report unanswered calls, maintenance that “take[s] forever,” noise, pests and a high-cost amenity-reservation policy. | ||
| The BeaconBeacon Square, Plano539 units | 8.4/ 10 | 8.2/ 10 Find My Place 5/5 · 5 reviews · findmyplace.co Find My Place publishes 5/5 from 5 reviews. Adjusted for where resident ratings usually fall, and weighted toward the 6.5 midpoint (more strongly the fewer the reviews), that gives 8.2. | 8.2/ 10 Find My Place 5/5 · 5 reviews · findmyplace.co Find My Place publishes 5/5 from 5 reviews. Adjusted for where resident ratings usually fall, and weighted toward the 6.5 midpoint (more strongly the fewer the reviews), that gives 8.2. |
The 4.4/5 Birdeye aggregate, based on 165 reviews, is the largest reported review base and converts to 7.0/10 under the requested curve. Repeated praise for staff, maintenance, amenities and cleanliness supports a modest upward adjustment, while the limited move-in-readiness complaint prevents a larger increase; no independent material dissent or structure evidence was found. | Not found in sources: Limited structural feedback · No published security detail · No published systems detail | ||
no notes returned no links returned | Published resident feedback is strongly positive about daily life: one review says the community “remains clean,” while another praises pools, BBQ areas and dog parks and reports an AC repair completed “within an hour.” The principal negatives are limited and operational: a resident mentioned issues at move-in that were fixed quickly and asked for covered parking on the garage’s top floor; the available reviews do not provide meaningful evidence about security or building systems. | ||
| Sage Hill at Cypress WatersCoppell School District, Coppell383 units | 8.0/ 10 | —/ 10 | 8.0/ 10 |
Birdeye’s building-level 4.3/5 rating from 161 reviews is the largest published review base and converts to 7.9/10 under the specified curve. Google’s building-level result is also 4.3/5, so there is no material platform disagreement; the reported recurring praise and complaints produce a small net upward commentary adjustment, yielding 8.0/10. No physical-condition evidence was published, so structure is unevidenced rather than marked down. | |||
no notes returned no links returned | Published resident feedback is generally favorable about daily operations: one resident called maintenance “very prompt and efficient,” while another said requests were handled “within a couple of hours”; other reviews praise friendly staff, a well-kept park and pool, and a safe, family-friendly setting. The negative feedback is operational rather than structural, including a recent complaint that management concerns were “often ignored,” an older complaint about tenant-unfriendly policies, and a report that “the walls are so thin” that upstairs movement was audible. | ||
| The ChloeThe Colony418 units | 7.5/ 10 | —/ 10 | 7.2/ 10 |
Birdeye’s 4.1/5 aggregate from 80 reviews is the largest reported review base and sets the anchor at 7.3/10 on the specified conversion curve. The score is nudged slightly down because several sampled reviews repeat operational and security complaints, with some offset from repeated praise for maintenance, cleanliness and staff responsiveness. No separate structural score is published, so structure remains unevidenced rather than penalized. | Not found in sources: No published engineering detail · No published plumbing/HVAC detail | ||
Published resident feedback includes positive operational observations rather than an engineering assessment: one reviewer said the property was “in great condition,” while another said maintenance was “consistently excellent” and work was done “right the first time.” Countervailing physical-system complaints include “Thin walls,” a “Garage is always broken,” and “broken gates”; no source located for this report publishes detailed plumbing, HVAC, electrical, waterproofing or structural scores. | The positive day-to-day picture is strong in the sampled resident feedback: reviewers describe maintenance as “consistently excellent,” the property as “very clean,” and the pool, fitness room and clubhouse as “impeccable and very up to date.” However, Birdeye also carries complaints that packages were stolen, gates and the garage were unreliable, and management “does nothing” about parking or security concerns, so the lived experience is not uniformly positive. |
Offices: dallas, texas, united states (US), the colony, texas, united states (US)
The company worked with Allen on the Allen portion of Sloan Corners, which received a reinvestment-zone and tax-increment-finance designation.
The company worked with Fairview on the Fairview portion of the 500-acre Sloan Corners mixed-use development.
The company worked with the Petefish family, identified as the prior landowners, to develop the Sloan Corners property.
Adolfson & Peterson Construction completed Billingsley Company’s International Business Park 18 building.
Billingsley Co. is working with both Fairview and Allen to develop the massive project
Billingsley Co. is working with both Fairview and Allen to develop the massive project
Billingsley Co. is working with both Fairview and Allen to develop the massive project
Billingsley Co. is working with both Fairview and Allen to develop the massive project
The firm has been working with city officials and landowners, the Petefish family, to develop the property.
The firm has been working with city officials and landowners, the Petefish family, to develop the property.
Adolfson & Peterson Construction (AP) has completed Billingsley Company’s International Business Park 18 building
Adolfson & Peterson Construction (AP) has completed Billingsley Company’s International Business Park 18 building
| COMPANY NUMBER | 126341900 Texas Secretary of State · US · Active |
| United States | active 10 projects tracked |
| Residential, for rent | 6 of 10 |
| Office | 3 of 10 |
| Industrial | 1 of 10 |
I don’t consider this a view from the top, but from the way up.Urban Land Institute 2016-11-07https://urbanland.uli.org/development-business/view-top-branching-family-business
Lucy Billingsley was born and raised in Dallas and is a graduate of The University of Texas with a B.B.A. in finance.
Lucy Billingsley was born and raised in Dallas and is a graduate of The University of Texas with a B.B.A. in finance.
Partner
Partner at Billingsley Company
She is currently a board member of Klyde Warren Park, KERA and the Hudson Institute.
Prior to her focus on Billingsley Company, Lucy was Chief Executive Officer of the Dallas Market Center and the Crow Design Centers in Dallas, Houston and Boston.
“I don’t consider this a view from the top, but from the way up,” said Billingsley in response to a query from WLI global chair Wendy Rowden, president of 42nd Street Development Corporation, about how she chose a career in real estate.
Partner
Lucy started Billingsley Company with her husband, Henry, in 1978 to manage their growing real estate portfolio in the Dallas/Fort Worth area.
Lucy Billingsley has spent her career in real estate, developing and managing commercial developments. Lucy started Billingsley Company with her husband, Henry, in 1978 to manage their growing real estate portfolio in the Dallas/Fort Worth area.
Lucy started Billingsley Company with her husband, Henry, in 1978
Partner
He holds his undergraduate degree from Stanford University and his MBA from Harvard University.
He holds his undergraduate degree from Stanford University and his MBA from Harvard University.
He holds his undergraduate degree from Stanford University and his MBA from Harvard University.
He holds his undergraduate degree from Stanford University and his MBA from Harvard University.
Partner
Partner at Billingsley Company
Henry is a Valwood Board Member.
Prior to starting Crow/Billingsley, Henry worked as a Partner at the Trammell Crow Company investing in and joint venturing in industrial developments throughout the country.
Henry also spent years working at Hayden Stone on Wall Street and Colonial Management in Boston.
Henry also spent years working at Hayden Stone on Wall Street and Colonial Management in Boston.
Partner
Since the inception of Crow/Billingsley, Henry has purchased over 4,000 acres of land throughout Dallas, Houston and Chicago. Prior to starting Crow/Billingsley, Henry worked as a Partner at the Trammell Crow Company investing in and joint venturing in industrial developments throughout the country.
Prior to starting Crow/Billingsley, Henry worked as a Partner at the Trammell Crow Company investing in and joint venturing in industrial developments throughout the country.
Partner
Lucy has her Master’s of Science in Real Estate Development from Columbia University and a Bachelor’s Degree in History from Davidson College.
Lucy has her Master’s of Science in Real Estate Development from Columbia University and a Bachelor’s Degree in History from Davidson College.
Lucy has her Master’s of Science in Real Estate Development from Columbia University and a Bachelor’s Degree in History from Davidson College.
Lucy has her Master’s of Science in Real Estate Development from Columbia University and a Bachelor’s Degree in History from Davidson College.
Partner - Office
Partner - Office at Billingsley Company
She is on the board of directors for Downtown Dallas
Burns worked for the The Ratkovich Company in Los Angeles, where she managed the renovation of a 500,000 square-foot tower on Wilshire Blvd.
Before that, she served as head of investments for Groupe Arnault in the U.S., and for Lehman Brothers.
Before that, she served as head of investments for Groupe Arnault in the U.S., and for Lehman Brothers.
Partner - Office
In 2008 Lucy entered the family real estate business, where she manages Billingsley Company’s office and single-family property portfolios.
As a partner with Billingsley Company, Burns currently manages Billingsley Company’s office and single-family property portfolios.
Before that, she served as head of investments for Groupe Arnault in the U.S., and for Lehman Brothers.
Partner - Office
George earned his BA from Dallas Baptist University and his Master of Science in Management Degree from Southern Methodist University
George earned his BA from Dallas Baptist University and his Master of Science in Management Degree from Southern Methodist University
George earned his BA from Dallas Baptist University and his Master of Science in Management Degree from Southern Methodist University
George earned his BA from Dallas Baptist University and his Master of Science in Management Degree from Southern Methodist University
Partner - Industrial
Partner - Industrial at Billingsley Company
is a member of the board for Method Bank.
George began his career with Billingsley Company in 2007 as a leasing agent at The Austin Ranch Apartment Development.
Partner - Industrial
George was promoted to Partner in 2012 and now serves in an administrative role in which he is responsible for portfolio management, development, leasing, and financing.
George began his career with Billingsley Company in 2007 as a leasing agent at The Austin Ranch Apartment Development and proceeded to move to the corporate office where he served as multifamily financial analyst and later asset manager.
Partner - Industrial
Senior VP of Multifamily
Senior VP of Multifamily at Billingsley Company
Before the Billingsley Company, she held leadership and executive roles at Middleburg Communities, Independence Realty Trust, Steadfast REIT, and Camden Property Trust.
Before the Billingsley Company, she held leadership and executive roles at Middleburg Communities, Independence Realty Trust, Steadfast REIT, and Camden Property Trust.
Before the Billingsley Company, she held leadership and executive roles at Middleburg Communities, Independence Realty Trust, Steadfast REIT, and Camden Property Trust.
Before the Billingsley Company, she held leadership and executive roles at Middleburg Communities, Independence Realty Trust, Steadfast REIT, and Camden Property Trust.
Senior VP of Multifamily
SVP of Multifamily at Billingsley Company ... Nov 2023 - Present
As the Senior Vice President of Multifamily at Billingsley Company, Amanda oversees a portfolio of beautifully designed, life-enhancing communities in the DFW surrounding areas, where she focuses on new community lease-ups, maximized performance of stabilized communities, centralization efforts, and the adoption of technology solutions that streamline processes and elevate customer service.
With over 25 years of experience in property management operations, sales, marketing, customer service, and technology implementation
Senior VP of Multifamily
President of Development
He has served as a trustee and vice president of the Dallas Museum of Art
a director of the Dallas Architectural Forum
a board member of the Human Rights Campaign.
President of Development
Lucilo Peña is an architect and the president of development at the Billingsley Company in Dallas. He has served as a trustee and vice president of the Dallas Museum of Art, a director of the Dallas Architectural Forum, and a board member of the Human Rights Campaign.
Lucilo Peña is an architect and the president of development at the Billingsley Company in Dallas.
President of Development
0 undated completions and 0 boundary-uncertain completions are retained but excluded from figures.
| Project | Location | Type | Units | Floors | Area | Cost | Payment plan | Launched | Construction start | Original target | Handover | Delay | Confidence | Status |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| August Hills | Dallas, United States Valley Ranch | residential for rent | 5411 | — | — | — | — | — | — | — | Jan 2025 – Dec 2025 | — | not scorable | completed |
| Denton Distribution Center | Denton, United States | industrial | — | — | 900,000 sq ft | USD 40m estimated cost | — | — | — | Jan 2023 – Dec 2023 | Jan 2024 – Dec 2024 | +12.0 mo (+1.0 to +23.0) | sourced | completed |
| The Beacon | Plano, United States Beacon Square | residential for rent | 5391 | 4 | — | — | — | — | — | — | Jan 2024 – Dec 2024 | — | not scorable | completed |
| The Chloe | The Colony, United States | residential for rent | 4181 | 4 | — | — | — | — | — | — | Jan 2024 – Dec 2024 | — | not scorable | completed |
| 3300 Olympus Boulevard | Coppell, United States Cypress Waters | office | — | 6 | 303,250 sq ft | — | — | 2021 | 2021 | Jan 2023 – Dec 2023 | Jun 2023 | −0.5 mo (−6.0 to +5.0) | sourced | completed |
| At Home Headquarters | Coppell, United States Cypress Waters | office | — | 4 | 180,000 sq ft | — | — | 2022 | January 11, 2022 | Dec 2022 | Jun 2023 | +6.0 mo (+6.0 to +6.0) | sourced | completed |
| International Business Park 18 | Plano, United States International Business Park | office | — | 5 | 242,000 sq ft | — | — | 2021 | 2021 | Mar 2023 | Feb 2023 | dates under review | dates under review | completed |
| Hastings End | Dallas, United States Cypress Waters | residential for rent | 4991 | 5 | 1,318 sq ft | — | — | — | — | Jan 2023 – Dec 2023 | Jan 2023 – Dec 2023 | 0.0 mo (−11.0 to +11.0) | sourced | completed |
| Wylder Square | Carrollton, United States | residential for rent | 3721 | — | — | — | — | 2021 | 03/01/2021 | Jan 2023 | Jan 2022 – Dec 2022 | −6.5 mo (−12.0 to −1.0) | sourced | completed |
| Sage Hill at Cypress Waters | Coppell, United States Coppell School District | residential for rent | 3831 | — | — | — | — | 2019 | December 2019 | — | Jan 2021 – Dec 2021 | — | not scorable | completed |
| Coverage | active |
| Tracked since | October 10, 2026 |
| Last checked | October 11, 2026 this month |
| Profile last researched | October 11, 2026 |
| Claim |